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I have sold a property at 5 1498 Admirals RD in VICTORIA.
Located in the well established Twin Oaks Estates, this home is in a great central location and has a lot of potential for a new owner to make it their own. Twin Oaks is a quiet 55+ park located close to Portage Park and the Gorge Waterway. Walking distance to the close by Admirals Walk plaza makes this a convenient, walkable place to call home. This home has 1000 sq/ft of finished space with a great layout to work with. Two bedrooms with their own bathrooms are separated by a large living area, kitchen and eating nook. The bonus sunroom can be enjoyed year round and offers a second entrance. An exceptionally low pad fee of $320 per month is an excellent incentive for this central location in addition to acceptance of small pets (approval required) and some yard area for those that like to garden. Recent upgrades include: Vinyl thermal windows in the main living area, oil tank replaced in 2012, furnace replaced in 2016, and BC Safety Silver Label issued 2017.
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I have listed a new property at 5 1498 Admirals RD in VICTORIA.
Located in the well established Twin Oaks Estates, this home is in a great central location and has a lot of potential for a new owner to make it their own. Twin Oaks is a quiet 55+ park located close to Portage Park and the Gorge Waterway. Walking distance to the close by Admirals Walk plaza makes this a convenient, walkable place to call home. This home has 1000 sq/ft of finished space with a great layout to work with. Two bedrooms with their own bathrooms are separated by a large living area, kitchen and eating nook. The bonus sunroom can be enjoyed year round and offers a second entrance. An exceptionally low pad fee of $320 per month is an excellent incentive for this central location in addition to acceptance of small pets (approval required) and some yard area for those that like to garden. Recent upgrades include: Vinyl thermal windows in the main living area, oil tank replaced in 2012, furnace replaced in 2016, and BC Safety Silver Label issued 2017.
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I have sold a property at 417 1061 Fort ST in VICTORIA.
Recently updated with a full renovation, this unit is sure to impress. Beautiful new shaker cabinets, quartz countertops, almost new appliances, laminate flooring, and modern new paint are an amazing contrast to the hip industrial feel of the iconic Mosaic building – a desirable address for those seeking convenient downtown living. With a walk score of 97 this location can’t be beat. Within walking distance to restaurants, theatres, shopping, Dallas Rd., Cook St. Village, and Beacon Hill Park, everything you need is just a stroll away. The savvy floor plan and the huge wall of windows with great city views makes the unit spacious and bright. Included: innovative, top of the line Wall bed/sofa/bookcase combination, built-in desk, updated appliances, TV mount and television. The Mosaic allows pets and rentals and this unit comes complete with a separate storage locker. This is downtown living at it’s best. No parking.
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I have sold a property at 4 120 Clarence ST in VICTORIA.
A/O in place. This 4-unit Character Conversion is a unique property situated in desirable James Bay! Bright and spacious, Unit 4 is a 2-level 3 Bed and 2 Bath Townhome with a detached studio with an additional 2 piece bath. This non-shared studio provides you with close to 400 sq ft of space to use as an artist's den, a workshop or a tranquil escape from the main house. In the main house you will enjoy SS Apps, maple wood cabinets, hand scraped HW floors, Gas FP, large windows and 10ft high ceilings. Your private 2nd level Master suite is bright with skylights and a relaxing ensuite with heated floors & a modern separate tub/shower. Storage will not be a concern in this unit as copious amounts of storage exists throughout. Unrestricted rentals, Pets welcome, 1 parking stall and within steps to Dallas Rd, Beacon Hill Park and downtown! With a walk score of 84, you are within walking distance of everything you need.
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I have sold a property at 365 Caspian DR.
A meticulously kept family home awaits you at the popular seaside community of Royal Bay. This bright, sunny 2016 built home has the perfect combination of privacy and convenience. With top floor ocean views, this 3 bed/2.5 bath home boasts a functional floor plan with an open concept on the lower level and 3 beds, laundry and 2 baths upstairs. The spacious master bedroom enjoys a large walk-in closet and a grand ensuite. The kitchen is perfect as the family gathering place for meal prep and the island provides a perfect spot to discuss the day. A number of upgrades to the backyard make it the perfect spot to unwind and enjoy the sun belt of Royal Bay. A two level deck allows room for entertaining and cooking outside in a pleasant and tranquil environment. This coveted location is in close proximity to all major amenities such as parks, schools, shops, the beach, and so much more. Other features include a detached garage, gas hook ups, and the remainder of the 2-5-10 yr warranty.
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Is Location Really Everything?


The simple answer to this is no.


When buying a new property location is not everything BUT it is something.


Often buyers know exactly what they want their new home to have. I ask a buyer how many bedrooms, bathrooms, floors, square footage or if they want a garage or yard space and most times buyers can answer these questions very easily. They know what will suit their needs because they have thought about it a lot before deciding to make a move. Let’s face it, moving is a big deal and a large financial commitment so this should not be surprising.


What is surprising is that when I ask where they would like to live, they have often narrowed it down to an area like the Westshore or the Peninsula or a community like Langford or Oak Bay; what buyers rarely do is request proximity to things that enhance their lives or make them easier. This is often an after thought and in the worst-case scenario, it is so much an after thought that it doesn’t occur to them until they have taken possession and moved into their new home. Now they have a new home they love in a location that doesn’t suit their needs.


Over time, they begin to love their new home less and less because it is inconvenient for them. We have busy lives and our time is important to us – we don’t have time to be inconvenienced by our location because if we are…we always are.


Most of us are limited in our options depending on price. This is normal. It is also normal to make concessions and purchase what we can afford and that may not check every single box on our want list. However, it is advisable to make a neighbourhood wants list because this will help you identify what is important for your new neighbourhood to have. For instance, a deal breaker for me is an off-leash dog area. Anywhere I live must be within walking distance to a place where my dog can run around off leash. Perhaps yours is speed controlled roadways, proximity to a bike path, good bus service, green space, being in a Block Watch area – the list is endless and based on personal preference.


So, make your neighbourhood wants list and then classify it into “must have” (deal breaker), “wish to have” (would pay slightly more for), “nice to have” (not mandatory but still flagged as important). Once you have done this, share it with your Realtor. This will help your Realtor serve you better and will ensure you do a valuable check-in with yourself when you find that perfect home.


Remember, a perfect home is not perfect in the wrong location.

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